How much can I resonably reduce quote for extension

mark55man

So, after 12 months of discussion with OH, based on a number of early chats with an architect (building regs rather than Grand Designs) and discussions on detailed planning we have got the quotes back from our builders

Early doors the architect and a friend of the family both reckoned we could get the extension done for 30K + £5K stuff we would buy. The quotes have come back at 49K - which is 9K over budget.

So realistically and typically what do you think we can shave off the initial bill in terms of reduced labor charges, or reduced procurement costs (cheaper/different).

I don't want to go into all the details of the work just looking for a target figure that your experience suggests I have a chance of making as I need to reduce the figure into the affordable bracket.

Any suggestions for questions to ask or things to discuss welcome

Yours in desperation!!

fluffymuffy

mark88man wrote: »

I don't want to go into all the details of the work

Without details such as construction type, floor area or simply whether you're taking about single storey, two storey, multistorey, garage conversion, loft extension, whatever, it's hard to suggest anything.

nomis21

I agree with fluffy, need more details, is it easy access, construction type, size`s etc

waveyjane

Very similar to our experience. We're currently at the point of getting in builders to do a single-storey ground floor extension of about 15sqm - ie, about the smallest you'd normally get.

To us, cost was always secondary to quality. Initial estimates (and guidelines I found around on the web, etc.) indicated we should be looking at about £25-30K (about £800 per sqm for the shell and another £600 for fixtures and fittings). That would have been possible with the money we had. Actual quotes against the spec (which had passed buildings regs and was a detailed as I could possible make it without having the architect laugh at me) mostly came in at nearer £40K.

Our reaction was to keep going until we found a decent builder willing to charge a fair price. Another reaction could be to de-scope the spec, but ours was so minimal it wasn't really going to be worth much (although I've removed all finishing - will do that myself). We also feel we have little choice now but to compare on price alone, which is a shame as it does nobody any favours.

How many quotes have you had, by the way? We had to get over six in the end - and it took us close to 2 years of searching (assuming they'll sign the contract now...).

nomis21

Hi,
Iam not sure i understand your prices, you say yr single story extension is 15 sq metres, about £800 per square metre plus £600 pound for fixtures and fitting, this comes in at £12600, but then you say you had done research and indication relates to £25-30k ? and then yr quotes came in at £40k???

I know it depends where u live in the country as prices differ hugely from north to south but the rule to thumb is 1k per sq metre but up in the north it would be cheaper.

waveyjane

nomis21 wrote: »

Hi,
Iam not sure i understand your prices, you say yr single story extension is 15 sq metres, about £800 per square metre plus £600 pound for fixtures and fitting

Sorry - should have been clearer. £800 per sq.m for the shell = £12,000 + £600 per sq.m for f&f = £9,000 = a total of £21,000. I'm in London so I assume everything is going to be about 20% more, so that means about £25K. Some of the early estimates (not against detailed specs) came in at £30K.

The £1K per sq.m rule you cite includes fixtures and fittings. My figures (derived from a variety of sources over two years) work out at £1.2K per sq.m overall, not including a London weighting.

Basically, my experience shows that the "£1K rule" is now fiction.

waveyjane

fluffymuffy wrote: »

Without details such as construction type, floor area or simply whether you're taking about single storey, two storey, multistorey, garage conversion, loft extension, whatever, it's hard to suggest anything.

I'm willing to bet that for those quotes he's talking about a brick cavity wall single storey rear extension with a pitched or maybe flat roof, between 15 and 25 sq.m in size.

Let's see if I'm right.

mark55man

Sorry to post and run earlier, but had to dash out and pick up kids.

Few more details - single storey extension 30sqm - north midlands + new boiler system * bathroom refit + some minimal work in garage to lay floor and build shelves

house

mark55man

waveyjane wrote: »

I'm willing to bet that for those quotes he's talking about a brick cavity wall single storey rear extension with a pitched or maybe flat roof, between 15 and 25 sq.m in size.

Let's see if I'm right.

Spot on - pitched roof with some velux windows for additional light, and a large foldy door (but that may have to be downsized)

waveyjane

mark88man wrote: »

single storey extension 30sqm - north midlands + new boiler system * bathroom refit + some minimal work in garage to lay floor and build shelves

house

I can't tell from that if I'm right or wrong (although I was out on the floorspace)! "Minimal work in garage", "house" ???

Ah, just saw your post of a couple of minutes after. That's a bit clearer now.

Just as a test (this is like Mastermind!) what does the specification say in its preamble? How is the worked summarised? For example, it's unclear if you mean this bathroom refit is part of the actual extension, or something you're wanting to be done at the same time in another part of the house. It may be that the only option you have is to drop things like bathroom refits for now at least in order to get the extension itself built.

mark55man

nomis21 wrote: »

I agree with fluffy, need more details, is it easy access, construction type, size`s etc

Easy access, 3mx11m across back of house